2650 23rd Ave
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.53219, -121.47897
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $391,000 ($344,000–$438,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 5,227 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Dec 27, 2021, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3320 20th Ave (0.45 mi E, issued). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$4,907/yr at $391,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$409/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 5,227 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03365
- Addresses on lot:
- 2650 23RD AVE
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 5,227 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0190H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $344,000 – $438,000 · Status: Off market
HUD Small Area FMR (ZIP 95820) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 3320 20th Ave (Issued)0.45 mi E
Active in "Issued" for 21 mo (first record Feb 18, 2025) with no new permit activity recorded in 14 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 2580 26th Ave (Entitled)0.27 mi S
In "Entitled" for 4 yr (since Nov 7, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home (Entitled)0.3 mi NW
In "Entitled" for 4 yr (since Nov 18, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 2580 26th Ave (Entitled)0.31 mi S
In "Entitled" for 4 yr (since Nov 7, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Armstrong Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Lords Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Barnett Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Shawn Stewart Craven (1 on parcel, 1 in ½ mi · Windows / doors / siding); Main Stream Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2127053 | Windows / doors / siding | Expired Permit | Iss. Dec 27, 2021 | $4,900 | REMOVE AND REPLACE (11) WINDOW RETROFIT LIKE FOR LIKE Carbon monoxide & Smoke alarms required. Reference CRC sections R3… |
| RES-2117746 | Roof replacement | Finaled | Iss. Aug 15, 2021 | $9,500 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 15 squares of 30yr Laminated Dimensional Composition. CRRC: 0068-008… |
| RES-2116323 | Electrical / panel | Expired Permit | Iss. Jul 28, 2021 | $4,870 | E-Permit: existing panel 125 Amps - Overhead service, new main panel 125 Amps, Replacement weather head/masthead work, m… |
| RES-2115450 | Plumbing / water heater / sewer | Finaled | Iss. Jul 16, 2021 | $12,788 | E-Permit: Drain Line replacement or repair, 80 L.F. Water Re-pipe, 160 L.F. |